Figure 1.1. Conceptual rendering of Clifton Country Road, as envisioned
in the Clifton Park Town Center Plan, includes on-street parking and
retail shopfronts in a more pedestrian-oriented environment.

In 2011, the Town of Clifton Park sought to develop a consensus vision
for the look, feel and function of a future "Town Center" in its existing
Exit 9 commercial area. Funding for this effort was provided by the
Capital District Transportation Committee (CDTC).

Town officials, with the assistance of planning consultants, worked
to imagine how this neighborhood could evolve over time with redevelopment
into a more-attractive mixed-use commercial center of activity. The
goal was to create a rich atmosphere which was pedestrian and bicycle
friendly and the "heart" of the community.

Two public workshops were held to invite local residents, business
owners and landowners to discuss what they would like to see. The
result of these dialogs was used to shape a guidance document titled
"The Clifton Park Town Center Plan," which was adopted in April of
2012.

It was understood that in order to realize the ideas and visions
outlined in the Clifton Park Town Center Plan, the existing zoning
for this area of town would need to be reconstructed, and consensus
built among local residents and property owners about how it should
work. A form-based zoning approach was chosen because it utilizes
graphics to explain what the desired form and appearance of development
should be with an eye toward creating beautiful places and a streamlined
development review process which encourages revitalization. With the
assistance of additional funding by the CDTC, the follow-up work was
commenced in 2013 to develop a new form-based zoning code which would
allow and encourage the type of redevelopment outlined in the Town
Center Plan.

Two additional public workshops were held to discuss the specific
ideas and approaches to this form-based zoning. The input received
from the public, Town officials, landowners and business owners was
used to shape this new zoning code.

Replace the visual prominence of large parking lots with attractive
architecture, public spaces and sidewalks to create a more bicycle
and pedestrian friendly commercial center with connections to adjacent
residential neighborhoods;

Provide an easy-to-understand and predictable code through the
use of illustrated building form standards and architectural guidelines
which will create the desired types of development and streamline
the review and approval process.

Applicability. This code applies to all new development,
renovations, redevelopment, changes of use and site plan approvals
within the Town Center Zoning Districts, as identified on the Town
of Clifton Park Zoning Map.

Any building permit or site plan approval issued before the date of adoption, or subsequent amendment, of this chapter (reference § 208-97, Nonconforming land, structures and uses) shall remain in effect, except as noted below.

Project approvals issued under this code shall expire if a building
permit is not issued for such project within two years, or construction
has not commenced within five years, of the date of approval.

This code includes both standards which are required to be met,
as well as guidelines which are encouraged, but not enforced. As such,
provisions designated as "shall" or "will" are required, while provisions
designated as "should" are encouraged.

Recognizing that this form-based code is being applied to a highly developed area, it is anticipated that strict compliance with every dimensional standard may not always be practical or necessary to meet the purposes of this chapter. (See § 208-22, Subsection 9, Preferred incremental change.) In such cases, the Planning Board is therefore authorized to modify the dimensional standards set forth to the extent necessary and appropriate to accommodate existing limitations with a super-majority vote (majority plus one), provided all of the following findings are made by the Planning Board in rendering it's decision that such modification:

In the event of a conflict with this article and other sections
of the Town Zoning Code the provision of this article shall apply.
In the event of a conflict between diagrams or illustrations and the
written text of this chapter, the written text shall apply. Should
any provision of this chapter be declared illegal or unconstitutional
by a court of competent jurisdiction to the extent that the other
provisions of this chapter can be implemented without such illegal
or unconstitutional provision, such other provisions shall remain
in effect.

Administrative review. The Planning Director is hereby authorized
to undertake the administrative review and approval of the following
types of applications and shall coordinate such review with any other
Town Code review requirements with the Zoning Enforcement Officer,
emergency responders, and highway or other agency officials as/if
deemed necessary by the Planning Director:

Minor amendments to development applications previously approved
by the Planning Board where the proposed amendment otherwise qualifies
for administrative review and will not substantively alter any findings
of fact or Planning Board decision and related conditions of approval;
and

Further delegation by the Planning Board. In addition to administrative
review and approval authorized above, the Planning Board may authorize
the administrative review and approval of additional applications
where such delegation of authority is permitted by law and is specified
in writing in the Planning Board's Rules of Procedure with clearly
specified thresholds and conditions under which the Planning Board
classifies an application as eligible for administrative review. The
thresholds and conditions shall be structured such that no new development
shall be approved that results in a substantial adverse impact under
any of the standards set forth in the bylaws. No amendment issued
as an administrative review shall have the effect of substantively
altering any of the findings of fact or Planning Board decision.

Consent agenda. The Planning Board may require that administrative
review applications be placed on a consent agenda at the next Planning
Board meeting. As part of the consent agenda process, the Planning
Board may review and modify the administrative review of the Planning
Director or otherwise approve any items on the consent agenda as a
group or individually.

Applications reviewed for compliance with this chapter may be either
approved through administrative review or shall be approved through
design development review (DDR). The purpose of administrative review
is to streamline the approval process where possible for smaller or
more-straightforward applications.

The Planning Director is authorized to administratively review and
approve all applications which clearly conform to all the applicable
principles and standards of this chapter, or to deny approval if it
does not conform. Applications which are denied may reapply after
appropriate modification, and/or the applicant may request a full
design development review instead.

If the Planning Director determines that an application requires
interpretation or discretionary judgment with respect to compliance
with the standards and guidelines of this chapter, the application
shall be referred to a Technical Advisory Committee (TAC), hereby
established.

The Technical Advisory Committee (TAC) shall consist of: the
Chairperson (or Vice Chairperson) of the Planning Board, a Director
of Building and Development, the Planning Director and the Planning
Board Attorney. This review committee may be augmented as deemed necessary
by the Planning Director with other Town officials and the Town-designated
engineer (TDE) and Town-designated design professional (TDP) consulting
firms.

Schematic conference. At the very early stages of concept
design, prior to developing any detailed architectural/engineering
drawings or filing a formal application, the applicant shall schedule
an informal (preapplication) schematic conference with the Planning
Director to discuss the general project intentions and review the
code and it's procedures. The purpose of this conference is early
detection of any potential design or other concerns before the applicant
has expended time and funds on design and engineering plans which
may require significant changes.

After the conference, the Planning Director will provide to
the applicant a preliminary list of recommendations related to the
development plans, such as: variances or permits required; initial
design feedback; guidance on which types of technical studies may
be necessary; and identification of any TDE/TDP review that might
be necessary before approvals can be granted.

If it is determined that the application would qualify for administrative
review as submitted, or with only minor modifications, the Planning
Director shall inform the applicant, within 30 days, of what additional
steps, changes, forms and fees would be required to submit a formal
application. Once submitted, the formal application may be approved,
approved with modifications or denied as part of administrative review.
Other applications shall proceed to the concept development meeting.

Concept development meeting. After the schematic
conference, the applicant shall prepare additionally revised design
plans, including any suggested modifications, required studies and
information requested in the previous meeting. Once prepared, the
applicant shall submit these materials to schedule an informal concept
development meeting with the TAC.

If it was determined that an escrow account should be established
to cover the review fees by private consulting TDE or TDP firms, such
account shall be set up and funded by the applicant prior to the meeting.

The TAC, including any additional review members deemed necessary
by the Planning Director, shall review and discuss the proposed project
at the meeting with the applicant. The purpose of this meeting is
early detection of any potential design concerns before the applicant
has expended significant time and funds on final design and engineering
for full Planning Board review.

After the concept development meeting, the Planning Director
will provide to the applicant a nonbinding list of recommendations
related to the design plans and meeting discussion, follow up with
the TDE/TDP as/if required, as well as identify if the application
is ready to proceed to formal design development review and the next
steps in the review and approval process.

The Planning Director shall refer a copy of the application
to the Saratoga County Planning Board for review under New York General
Municipal Law 239-m for projects that cause a physical change in access
to a state or county highway.

Applications shall be reviewed for completeness. The Planning
Office will notify the applicant if his/her/its application is complete
or not and identify any missing information which must still be submitted.
The applicant must submit the requested information within 60 days
of notification or the application will be deemed withdrawn, forfeiting
any application fees.

The Planning Board shall approve, approve with modifications,
or deny the application within 60 days from submission/completion
of the SEQR process, in writing to the applicant, detailing the findings/determinations
for its decision.

Public hearing. A public hearing shall be required for any project
that is categorized as a Type 1 action pursuant to the New York State
Environmental Quality Review Act and its implementing regulations
prior to final decision by the Planning Board on a design development
review. The Planning Board may but is not otherwise obligated to require
a project that is not a Type 1 action to have a public hearing.

The Regulating Plan is intended as a general guide to the desired
future development patterns within the Town Center. To provide for
design creativity and flexibility, some elements of the plan are intended
only as a suggested outcome and should not be interpreted literally
or strictly required. These include:

TC6 - Boulevard. The
Boulevard Zone is intended to define the character of the primary
boulevard through the Town Center. This boulevard is designed to showcase
the large lawns, shade trees, planted medians and a multi-use path
as a "parklike" setting, fronted on either side by continuous shopfronts,
sidewalks and outdoor patios. Bisecting Route 146 with gateway median
designs and architectural tower elements, it seeks to attract visitors
into the Town Center neighborhood. Mixed-use buildings up to five
stories, with residential dwelling units only permitted above commercial
space.

TC5 - Neighborhood. The
Town Center Neighborhood Zone is intended to be the core pedestrian
shopping area and mixed-use neighborhood. A network of side streets
with wide sidewalks, street trees and commercial shopfronts served
by on-street parking, hidden parking lots and garages tucked within
the center of the blocks. Three-story mixed-use buildings, with residential
dwelling units only permitted above commercial space. Provides incentives
to permit up to five-story buildings in return for providing structured
parking.

TC4 - Transition. The
Transition Zone is intended to create a transitional zone to outlying
areas of the Town Center and neighboring residential areas. Three-story
buildings with primarily commercial office uses, with some limited
retail and residential uses.

TC3 - General. The General
Zone is intended to allow for more suburban lot configurations of
commercial and office uses along the Route 146 corridor which would
not be suitable for the central neighborhood portions. Three-story
buildings.

TC2 - Edge. The Edge
Zone is intended to create a transitional zone between the central
commercial districts and the outlying residential areas with lower-intensity
development and shorter building heights. Three-story buildings, primarily
residential in nature, but does allow for some limited supporting
commercial uses as part of the development.

TC1 - Highway. The Highway
Zone is intended to allow for more suburban lot configurations of
commercial and office uses along the Northway corridor which would
not be suitable for the central neighborhood portions. Emphasis is
placed on providing attractive architecture which will be viewed from
both the front and the back, with increased tree buffers, landscaping
and architectural standards along the Northway frontage to maintain
an attractive presence along the highway.

OS - Open Space. The Open Space Zone represents the
goal of providing attractive landscaped or natural areas with trees,
landscaping and buffers where possible which will enhance the overall
visual appeal of the Town Center for the benefit of everyone. This
zone is intended to suggest and promote areas for small parks, trails,
open lawns, watershed management and recreational areas for the future
use and enjoyment of shoppers and residents. This zone is not intended
to require any specific property to be set aside as open space. Green
lawns, shade trees, playgrounds, picnic areas, multi-use paths and
attractive landscaping are to be considered as goals and determined
on a project basis during development review. Once designated on an
approved plan, no commercial or residential uses are permitted. The
Open Space Zone boundaries are representational of the amount and
general location of open space, buffer or amenity area to be set aside
from a Master Plan perspective. The actual location, extent, design,
level of improvement and management (public, private, nonprofit) shall
be determined as part of the design development review for the parcel(s).

DO - Design Overlay. The Design Overlay is an overlay district to address areas outside of the original Town Center Master Plan that are logical extensions of the Town Center area but which have not been master-planned. Development projects in this area are required to go through the full design development review process in order to ensure proper development. A collaborative design development review process under the Design Overlay shall include the property owner(s)/contract vendee, the Town Technical Advisory Committee, the Town-designated engineer, and the Town-designated design professional to determine how to best advance the recommendations of the Clifton Park Town Center Master Plan and the project development plan. The permitted uses of the underlying zoning districts may be modified through the planned development district process pursuant to the objectives of Article XI, Planned Development Districts. This collaborative process shall include consideration for connecting Moe Road to Maxwell Road Extension, multi-use pathway connections to Moe Road, Collins Park and to the Clifton Park-Halfmoon Library and set aside of approximately 30% of the property as public open or civic space, which may include multipurpose paths, connector roads, green infrastructure/stormwater management areas, and pocket parks and greens. The underlying zone designation per the Regulating Plan will not become effective until conclusion of the full design development review process.

The allowable uses in each development zone are as set forth in Table
3-1, Allowed Uses.

[Amended 6-5-2017 by L.L.
No. 1-2017]

TABLE 3-1 Allowed Uses

Use Type(See Definitions)

TC6

Boulevard

TC5

Neighborhood

TC4

Transition

TC3

General

TC2

Edge

TC1

Highway

Commercial

Animal, pet grooming

●

●

●

Animal, veterinary services

●

●

●

●

Assembly or auditorium, indoor

●

●

●

●

Automotive, fuel sales

Automotive, service or wash

Automotive, sales

Bank

●

●

●

●

●

●

Bank, drive-thru

○

○

●

●

●

●

Bar or tavern

●

●

Club, live performance

Club, indoor

●

●

●

●

Commercial amusement, indoor

●

●

●

●

Dry cleaning

●

●

●

●

Home occupation

○

○

○

○

Hotel

●

●

●

Laundromat

●

●

●

●

Medical services, outpatient

●

●

●

●

Office

●

●

●

●

●

●

Personal care

●

●

●

○

Repair and maintenance, light

●

●

●

●

Restaurant

●

●

●

Restaurant, drive-thru

○

○

●

Restaurant, outdoor seating

●

●

●

Retail

●

●

●

○

●

Retail, drive-thru

○

○

●

●

Retail, outdoor display

Residential

Nursing home

●

●

●

●

Residence, multifamily

●

Residence, mixed-use multifamily

●

●

●

●

Senior housing

●

●

Civic/Public

Cultural center

●

●

●

●

●

Day-care home

●

●

●

●

●

Municipal office or public safety facility

●

●

●

●

Parking, structured above-grade

○

○

●

○

Parking, structured below- or at-grade

●

●

●

●

●

●

Public open space or park

●

●

●

●

●

●

Religious facility

●

●

●

●

●

●

School, nursery or K-12

●

●

●

School, vocational

●

●

●

Transit node

●

●

●

●

●

●

Transit hub

○

○

○

Utility, telecommunication tower

○

○

○

○

○

○

Utility, general public service

○

○

○

○

○

○

Notes:

●

=

Use permitted

○

=

Special permit.

Uses not listed, or blank cells, indicate use not permitted.
Some not-permitted uses are still listed in order to avoid ambiguity
with similar functions. See 280-22, Subsection 5, for special permit
use considerations.

Bank, drive-thru. Bank drive-thrus, including drive-up ATMs and freestanding
kiosks, shall be located at the rear of the building and screened
from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.

The applicant shall provide an affidavit setting forth the scope
of operations proposed and demonstrate that there will be no noise,
odor, smoke, glare or vibration beyond the property line. The Planning
Board shall make appropriate findings with respect to location, intensity
of use, parking and any other factors that may affect neighboring
properties and may require specific performance standards to limit
impacts to adjacent properties with regard to air quality, noise,
visual impact, emissions, and other reasonable concerns that may be
applicable to the use.

Personal care. Personal care services are permitted in the TC2 Zone
by special permit as an accessory use, provided that all such establishments
are limited to no more than 1,500 square feet of gross floor area
or 10% of the total building footprint area, whichever is greater.

Retail. Retail uses are permitted in the TC2 Zone by special permit
as an accessory use, provided that all such establishments are limited
to no more than 2,000 square feet of gross floor area or 10% of the
total building footprint area, whichever is greater.

Retail, drive-thru. Retail establishments with drive-thru services
shall locate such service at the rear of the building and screened
from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.

Retail, outdoor display. The outdoor display or storage of retail
merchandise shall be limited to business hours. The display of motorized
vehicles or equipment, such as lawnmowers, snowblowers, ATVs, snowmobiles
and similar items, is not permitted in the TC6 Zone.

Restaurant, drive-thru. Restaurant establishments with drive-thru
services shall locate such service at the rear of the building and
screened from view as directed by the Planning Board. Drive-thru facilities
are encouraged to utilize one curb cut where possible.

A minimum of 40% of the exterior surface area of the garage
facades facing a public way or sidewalk shall be clad in materials
such as brick, stone, green-wall (e.g., ivy), decorative metalwork,
wood trim or other materials as approved by the Planning Board in
lieu of bare structural concrete or masonry, to present an attractive
appearance.

Additional residential density above the allowable base levels may
be permitted, with Town Board approval, provided the applicant provides
for the design and/or construction of additional amenities within
the Town Center for the use and enjoyment of the general public. The
amenities shall include provisions for on-site and/or off-site improvements
beyond those required to service the needs of the subject project.

Recreational areas such as a public park or playground, maintained
by the applicant, which is designed as an integral part of the development,
readily visible and accessible from the public way, not less than
1/4 acre in size.

Payment of funds provided to the Town in lieu of or in combination
with proposed amenities of a sum to be determined by the Town Board,
which shall be deposited in a fund exclusively for community benefits
or improvements within the Town Center.

The public amenities proposed must be commensurate, in the judgment
of the Town Board, with the requested density increase before they
may be approved. Consideration may be based on each additional residential
unit above the base density per 3,000 square feet of improvements,
or other criteria the Town Board may establish in a separate amenity
schedule which outlines equivalent reimbursements.

In order to encourage the creation of structured parking within the
Town Center, development proposals which include a structured parking
garage or deck may qualify for additional building heights within
the TC5 Zone, as follows:

Build-to line. The specific location on the
property where the facade of the building must be placed, measured
as a distance from the property line / public right-of-way (ROW).
The amount of facade which must be placed along this line is explained
as the frontage width percentage.

Figure 3-2. Build-To Zone. Both
road frontage facades shall be placed within the build-to zone, which
has a minimum and maximum distance from the property line.

Build-to zone. Similar to the build-to line,
this is a flexible area where the facade of a building must be located,
measured as both a minimum and maximum setback distance from the property
line / public right-of-way. The amount of facade which must be placed
inside this zone is explained by the frontage width percentage.

Figure 3.3. Frontage Width Percentage.
The facade at the required build-to location is encouraged to meet
the a minimum width where possible, expressed as a percentage of the
total lot width.

Frontage width percentage. The recommended minimum percentage of the lot width which should
be occupied by building facade along the build-to line or within the
build-to zone. For example, a property which is 100 feet wide with
a frontage width percentage of 60% should try to provide at least
60 feet of facade length in the build-to zone, where possible. Any
additional length of front facade would be allowed to step back further
from the street, if desired. The intent of this guideline is to encourage
development to maximize the front facade exposure along the street
where possible.

Figure 3.4. Corner Lots. Buildings
located at corner intersections must locate at least the first 30
feet of each facade frontage at the build-to line or zone. The purpose
of this provision is to anchor the corners of the blocks with strong
building elements.

Corner lots. Buildings
on corner lots defined by a build-to line or zone must locate both
facades within the line or zone, extending a minimum of 30 feet in
each direction from that corner of the building.

Figure 3.5. Setbacks. The building
facade can be placed anywhere behind a noted setback line. Similar
setback lines may apply specifically to parking areas.

Setbacks. The minimum distance a building facade or
parking area must be located from a property line or public right-of-way;
similar to a build-to line or build to zone, except the building or
parking can be located anywhere behind that line.

Figure 3.6. Building Height.
Building height is calculated differently for flat-roof structures
than for pitched-roof structures. The calculated height of pitched-roof
structures is measured to a point halfway up the slope of the roof.

Building height. Building height is measured
from the average front facade grade level to the mean height between
the eaves and the roof peak (for sloped-roof structures) and to the
top of the parapet (for flat-roof structures).

Facade transparency. The amount of window glass or other
openings in the facade of a building, relative to the overall surface
area of the facade. Ground-level pedestrian areas - particularly required
shopfront areas - are required to have the highest levels of facade
transparency, typically around 70% or more.

Figure 3.7. Facade Transparency.
Facade transparency is a measure of the relative percentage of transparent
window area compared to the amount of overall opaque facade area.

Facade transparency is measured separately for the ground-floor
levels and upper-floor levels. The ground-floor area is measured between
two feet above the ground to 12 feet above the ground. Upper-floor
areas are measured between 12 feet above the ground and the roof.

Figure 3.8. Required Storefront.
Areas on the Regulating Plan which are shown with a heavy black line
are required to have ground-floor storefront windows and meet certain
facade transparency requirements.

Required
storefront. Areas indicated on the Regulating Plan for required
storefront must meet minimum facade transparency requirements as well
as include ground-floor shopfront windows to create an active and
inviting pedestrian environment.

Understanding that much of the Clifton Park Town Center has already
been developed, much of the future change will be occurring on properties
which already have nonconforming structures on them. As they expand
or renovate, it may not always be economically feasible or practical
for them to fully meet the specific build-to requirements of this
code. In such cases where small additions or expansion plans would
otherwise fall short of full compliance of the minimum setback requirements,
the Planning Board is authorized to limit or waive the dimensional
requirements, provided that it is in keeping with the overall goals
and intent of this code. (See description in 280-21, Subsection 3.)
To illustrate how this is intended to work, the following examples
are provided as a guide toward the intent and desire of this code
to deal with such incremental change as the Town Center evolves over
time.

Example. An existing building is located near the rear of the property,
far away from the build-to zone (or build-to line) required for the
property. The building owner seeks to build a small addition to this
building; however the addition he/she/it seets to build would not
be large enough to reach all the way up to the required build-to zone
near the front of the lot.

Figure 3.9. OPTION ONE - ACCEPTABLE.
An existing building, set far back from the required build-to zone
(BTZ) places a small addition on the side of the building. Although
the addition does not comply with the zoning by providing front facade
within the build-to zone, this solution may be acceptable because
it has not increased the nonconformity of the existing building.

Option One. The new addition is built off the side of the
existing building (Figure 3.9). Even though the addition does not
comply with the zoning by placing its front facade within the required
build-to zone, this solution is an acceptable compromise because it
does not increase the nonconformity of the original structure.

Figure 3.10. OPTION TWO, ACCEPTABLE
(BETTER). Instead of placing the addition on the side of the existing
building, the new addition is placed on the front, extending closer
to the build-to-zone. Although this addition does not fully comply
with the zoning by providing front facade within the build-to zone,
it is acceptable because it has reduced the nonconformity of the existing
building.

Option Two. The new addition is built
off the front of the existing building, extending the front facade
closer to the required build-to zone to the extent possible and practical
(Figure 3.10). Even though the addition does not comply with the zoning
by placing its front facade within the required build-to zone, this
solution is acceptable because it decreases the nonconformity of the
original structure. This solution is preferable to the previous one.

Figure 3.11. OPTION THREE (PREFERRED).
The front addition extends all the way up to the required build-to
zone (BTZ), which is preferred because it has reduced the nonconformity
of the building and placed storefront facade up at the desired setback
distance.

Option Three. The new addition is built
off the front of the existing building, extending all the way up to
the required build-to zone (Figure 3.11). This solution is preferable
to the previous two because it reduces the nonconformity of the original
structure and provides storefront facade up near the street and public
sidewalk.

Figure 3.12. OPTION FOUR, PREFERRED.
A new building is placed at the front of the lot within required build-to
zone (BTZ), which is also preferred because it has reduced the nonconformity
of the building and provided more facade along the streetscape.

Option Four. A new building is constructed on the lot with
the front facade within the build-to zone (Figure 3.12). This alternative
is also preferred over the previous two options because the new building
conforms to the zoning and it provides even more new storefront up
close to the street and sidewalk.

Figure 3.13. OPTION FIVE (NOT
ACCEPTABLE). The new building addition is placed at the rear or side
of the existing building. This is not preferred because it increases
the nonconformity of the building.

Option Five.
The new addition is constructed in the rear of the existing building
(Figure 3.13). This solution is not acceptable because it increases
the nonconformity of the original building and does not attempt to
advance the concepts of the code.

Figure 3.14. OPTION TWO (FUTURE
EXPANSION). Over time, the small addition shown in Option Two can
be further expanded to create a much larger facade presence along
the build-to-zone, which begins to set up a consistent pattern with
the new development on either side of the property.

Option Two - Future Expansion. Over time, as the Town Center slowly
evolves with incremental changes, the small addition could be further
expanded to provide more commercial space with additional facade frontage
within the build-to zone (Figure 3.14). The new building would be
in keeping with the original design intent and would be consistent
with new development on the neighboring properties, creating the desired
effect of the Town Center design.

Figure 3.15. OPTION TWO (FUTURE
BUILDOUT). Eventually, the property could be redeveloped, where the
original nonconforming structure is removed and replaced with a larger,
new building which fully conforms to the code.

Option Two - Future Build-Out. Eventually, the original building
on the property could be removed and replaced with new facilities
which provide even more commercial space (Figure 3.15). All structures
on the property would then be in conformance with the code.

The primary intent of this zone is to create
an attractive entrance and boulevard route into and through the Town
Center neighborhood, as a transition from the larger Route 146 to
the smaller side streets.

Along Clifton Country Road, a revitalized streetscape of trees,
decorative lighting, landscaped multi-use path and sidewalks will
be framed by inviting and attractive architecture. Existing front
parking lots will gradually be transformed into attractive community
and economic amenities, from outdoor patios and cafes to well-designed
and interesting facades, where each building offers an attractive
and inviting view of the ground-floor activities within. From storefront
window displays, to outdoor dining areas amidst beautiful landscaping,
as one travels from building to building and business to business,
there is a continual offering of design elements to engage one's interest.

Illustrative example of buildings and site arrangements in the
TC6 Boulevard Zone.

The primary intent of this zone is to become
the core pedestrian shopping area and mixed-use neighborhood of the
Town Center. Priority is placed here on optimizing the physical characteristics
of the built environment for increased walkability. While much of
the land encompassed by this district was originally built in an automobile-dominant
format, the intent is to facilitate a transition of individual parcels
over time, each adding up to a vibrant, walkable Town Center.

Characterized by a network of side streets and service alleys,
providing wide sidewalks, street trees and commercial shopfronts served
by on-street parking, with parking lots and garages hidden within
the center of the blocks where possible. To maximize vibrancy and
walkability, this zone features buildings located close to the sidewalk,
plentiful shade for pedestrians, and parking lots screened from view.
Three-story mixed-use buildings are permitted, with residential dwelling
units only allowed above commercial spaces. Retail shopfronts are
required along the ground-floor level of most areas.

This zone also allows for buildings up to four or five stories
in height in return for providing structured parking which is available
to the public.

Illustrative example of buildings and site arrangements in the
TC5 Neighborhood Zone.

The primary intent of this zone is to provide
a commercial area which acts as a transition to the surrounding residential
neighborhoods around the Town Center.

Characterized by three-story buildings, this zone primarily
allows office uses, with some mixed-use residential and limited retail
uses, in order to limit the potential impact on the nearby residences.
Among other adjusted details, buildings here are set slightly further
back and heights are somewhat lower than those in the TC5 Neighborhood
District.

Illustrative example of buildings and site arrangements in the
TC4 Transition Zone.

The primary intent of this zone is to provide
a general commercial area along the Route 146 corridor which primarily
serves vehicular traffic and heavy vehicular uses. This zone allows
for more suburban-oriented lot configurations and uses which would
not be suitable for the central neighborhood portions of the Town
Center. Building heights are capped at three stories. Residential
uses are not permitted.

Illustrative example of buildings and site arrangements in the
TC3 General Zone.

The primary intent of this zone is to provide
a buffer to the residential neighborhoods on the outskirts of the
Town Center. This zone allows three-story buildings, primarily residential
in nature, but does permit some limited supporting commercial uses
as part of the development.

Illustrative example of buildings and site arrangements in the
TC2 Edge Zone.

The primary intent of this zone is to facilitate
autooriented highway commercial development along the Northway corridor
which would be suitably viewed from both the front and rear, providing
an attractive first impression of Clifton Park for those travelling
along 1-87.

This zone allows for more suburban lot configurations and uses
which would not be suitable in the central neighborhood zones, however
emphasis is placed on increased landscaping and tree buffers and additional
architectural standards along the Northway frontage to maintain an
attractive presence along the Northway. Service areas of buildings
are screened from view from the highway architecturally and/or with
landscaping.

Illustrative example of buildings and site arrangements in the
TC1 Highway Zone.

All streets within the Town Center shall be constructed with
the sidewalks, street trees, medians, amenities, on-street parking
and other elements as illustrated for their corresponding street type
on the Future Streets Map.

Dimensional flexibility is permitted for street types to account
for varying ROW widths; however, they should be designed to have all
the basic functional characteristics, including roadway width, on-street
parking, sidewalks, multi-use paths, street trees and landscaped areas
shown for their type.

The existing and future roads indicated on the Future Streets
Map are intended as a general guide to the desired future street connections
within the Town Center. To provide for maximum design creativity and
flexibility, the elements shown are intended as a suggested design
outcome only and should not be interpreted literally or be strictly
required. Actual configuration of any new public or private streets
shall be subject to an agreement to dedicate roads consistent with
a formal planning process.

New future street connections shown are intended to illustrate
vehicular and pedestrian connections which are desired by the Town
to increase connectivity, provide more retail storefront and provide
multiple travel options which will reduce traffic congestion on collector
roads.

The placement of new streets does not have to conform with their
exact locations shown on the map; however, they should provide the
general linkage shown from one area or road to another, with alternative
alignments or connections as may be approved by the Planning Board.

An existing street may not be substantially rebuilt, as determined
by the Planning Board, without being brought into conformity with
the standards of its associated street type shown on the Future Streets
Map.

The linear extents of streetscape improvements should be along the
entire width of the property frontage so as to provide a continuous
pedestrian sidewalk link from one side of the property to another,
except as noted below.

In cases where the width of the property frontage may be substantially
larger than the width of the building frontage, the Planning Board
may limit the extents of the required streetscape improvements to
the immediate area of actual building frontage, as reasonably determined
by the Planning Board in consideration of the relative development
costs to the size of the overall project.

In making this determination, the Planning Board may require
the full scope of streetscape improvements to be provided only along
the immediate building frontage, while only requiring that a basic
sidewalk or multi-use path connection be made to the adjacent property
lines to help complete long-term pedestrian connections.

As part of the required streetscape improvements, applicants may
be required to provide funds into the Town Center Improvement District
to fund associated crosswalks and other public roadway elements that
would serve the property.

Specific design considerations. Notwithstanding the illustrated layout
of the street types in this section, the final approved design for
all new or reconstructed streets shall consider location-specific
design considerations, including but not limited to crosswalk locations,
signalization needs, accommodation of delivery trucks, loading zones,
bicycles, pedestrians and the Americans with Disabilities Act (ADA),
as directed by the Planning Board.

The building types defined in this section should be used as
a general guide to the desired form and function of new buildings
within the Clifton Park Town Center. The illustrations and photographs
provided are for illustrative purposes only and should not be interpreted
literally, especially with regard to architectural styles.

The frontage types defined in this section should be used as
a general guide to the desired public spaces within the Clifton Park
Town Center. The illustrations and photographs provided are for illustrative
purposes only and should not be interpreted literally, especially
with regard to architectural styles.

Balconies. Balconies may extend into a required setback, provided
they extend no closer than four feet from a lot line. Balconies may
extend into a public right-of-way, provided they extend no closer
than three feet from the edge of the street or road.

Bay windows, chimneys and entry vestibules or columns may encroach
up to three feet into setback areas, provided the area is no wider
than eight feet and no closer than five feet from any property line.

Large shopfront windows and seating areas in front of the building
help to provide for an active streetscape.

A street of commercial buildings of varying heights and widths.

Typical large commercial block building with
simple massing, regular spacing of doors and windows, and a tall ground
floor.

Description

The Commercial Block building type is a small to large-sized
structure, typically attached, that provides a vertical mix of uses
with ground-floor commercial, service, or retail uses and upper-floor
commercial, service, or residential uses. Smaller versions of this
type make up the primary component of a neighborhood main street,
while larger versions make up the primary component of downtown, therefore
being a key component to providing walkability.

A liner building provides doors and windows along the street frontage.

Description

The Liner Building provides a relatively shallow depth of retail
and office storefronts around the perimeter of a block while screening
a central interior courtyard for use as a public space, parking lot,
parking garage or "large-box" retail structure. The purpose of the
Liner Building is to provide a smaller-scale pedestrian atmosphere
along the sidewalk while screening less visually attractive or utilitarian
uses behind it.

Allowed Frontage Types

▪ Shopfront

□ Gallery

▪ Forecourt

▪ Stoop

□ Porch

Allowed Appurtenances

▪ Awnings

□ Porches

▪ Balconies

□ Stoops

▪ Galleries

▪ Courtyards

General Note:

The drawings and photos on this page are illustrative, not regulatory.

The Live-Work Unit is an attached or detached single-family
type that includes a commercial component, usually in the form of
a ground-floor shopfront space. The Live-Work Unit provides an opportunity
to integrate commercial uses in very small increments.

Allowed Frontage Types

▪ Shopfront

▪ Gallery

▪ Forecourt

□ Stoop

□ Porch

Allowed Appurtenances

▪ Awnings

□ Porches

▪ Balconies

□ Stoops

▪ Galleries

▪ Courtyards

General Note:

The drawings and photos on this page are illustrative, not regulatory.

The convenience store of this gas station fronts the street, while
the gas pumps and parking lot are screened from view in a midblock
location.

This bank drive-thru is tucked unobtrusively away from the street
corner.

This gas stations pumps are located behind the convenience store.

Description

Drive-Thru buildings such as banks or gas stations within the
Town Center are to be configured with the building portion of the
program located toward the street and the vehicular circulation for
the drive thru or gasoline pumps to the rear, screened from view.
In this way, Drive Thrus can be accommodated while maintaining well-shaped
and activated street frontages. Where possible, curb cuts should be
limited to one vehicular entrance/exit so as to minimize interference
with pedestrian sidewalks.

Allowed Frontage Types

▪ Shopfront

▪ Gallery

□ Forecourt

□ Stoop

□ Porch

Allowed Appurtenances

▪ Awnings

□ Porches

□ Balconies

□ Stoops

□ Galleries

□ Courtyards

General Note:

The drawings and photos on this page are illustrative, not regulatory.

The main facade of the building is at or near the frontage line
and shall include a canopy or awning element that overlaps the sidewalk
along the majority of the frontage. The canopy is a structural cantilevered
shed roof, and the awning is canvas or similar material and is often
retractable.

The main facade of the building is at the build-to line and
the Gallery element overlaps the sidewalk, eliminating the need for
an awning. This frontage type is intended for buildings with ground-floor
commercial or retail uses and may be one or two stories in height.

B. Size

Depth, Clear

8' min.

Ground Floor Height, Clear

11' min.

Upper Floor Height, Clear

9' min.

Height

2 stories max

Setback from Curb

2' min.; 3' max.

C. Miscellaneous

Galleries must also follow all the rules of the Shopfront frontage
type.

The primary portion of the building's main facade is at the
build-to line while a small percentage is set back, creating a court
space. This space can be used as an apartment entry court, garden
space, or for restaurant outdoor dining.

B. Size

Width, Clear

12' min.

Depth, Clear

12' min.

C. Miscellaneous

Forecourts are especially useful along larger, more auto-dominant
thoroughfares in order to provide well-shaped, intimately sized public
outdoor spaces.

The main facade of the building is at the build-to line, and
the elevated stoop projects forward. The stoop is used to access a
first floor that is elevated above the sidewalk to ensure privacy
within the building. Stairs from the stoop may descend forward or
to the side.

The main facade of the building is at or near the frontage line
and shall include a canopy or awning element that overlaps the sidewalk
along the majority of the frontage. The canopy is a structural cantilevered
shed roof, and the awning is canvas or similar material and is often
retractable.

Portions of this code which are intended as nonmandatory recommendations
(guidelines) are defined using the word "should." Provisions which
are considered mandatory requirements (standards) are defined using
the word "shall."

It is the intent of these standards and guidelines to provide
substantive design direction while allowing for reasonable flexibility
in the cases of renovations or redevelopment of existing properties.

Ground-floor areas. The ground-floor areas of a facade,
especially in pedestrian areas, should exhibit the highest levels
of articulation, with larger openings and changes in depth, especially
around entry points.

Blank wall areas. Blank wall areas, except as noted
below for required shopfront facades, shall not exceed the size of
a rectangle measuring 30 feet in width and eight feet in height. (Blank
wall area limitations do not apply to facades facing an alley, service
drive or nonpublic street.)

Figure 6.1 - Facade Transparency. Along street frontages where shopfronts
are required, the ground-floor area must provide a minimum of 50%
transparency. The upper-floor areas of the facades above shopfronts
must provide a minimum of 20% transparency.

Window and door openings. Window and door openings in
masonry facades should express a structural lintel above to express
how it is carrying the weight. A similar method using wood trim can
be used on wood-clad facades.

Figure 6.2 - Openings in masonry facades should visually show a structural
lintel above the opening to express how it is holding the weight above
it.

The parapet on a single-story facade should express at least
six inches in overhang depth and be at least 18 inches tall. Parapet
overhang depth and height for taller facades should be increasingly
larger.

Sloped roofs. Sloped roof structures are encouraged
to maintain a pitch between 6:12 minimum and 12:12 maximum for all
primary roof areas (not including dormers, entry canopies or similar
accessory elements).

Shapes help break up the scale. The overall massing
of buildings should have areas of noticeable 3-D relief or be broken
down into smaller shapes to reduce the scale and avoid the appearance
of a "large box."

"Courtyard breaks" (courtyard areas) should be provided no less
than every 300 feet of facade length. These should create a change
in facade depth at least 20 feet deep by 40 feet wide and a change
in facade height of at least eight feet. The courtyard space provided
shall be designed to be accessible to pedestrians with attractive
amenities such as seating, landscaping, storefront displays and/or
entranceways.

"Major articulations" should be provided no less than every
150 feet of facade length. These should create a change in facade
depth at least four feet deep by eight feet wide and a change in facade
height of at least four feet.

Note that the recommended articulation placements listed above
are not additive you would not need a major, medium and minor articulation
all at the same location. The largest articulation required would
override all lesser ones.

Figure 6.5 - Large Building Massing. The public frontage of long
buildings should be designed with a variety of minor, medium and major
articulations and courtyard breaks to avoid the appearance of one
long, uninterrupted facade.

Other materials. Other materials listed in Table 6.1
as "Not Recommended" should avoid being used or should be used only
in service areas which are not intended to be accessed by pedestrians
or readily visible from a public way.

Material changes. Changes from one material or color
to another along the horizontal direction should occur at "inside
corner" transitions. Changes in materials or color along the vertical
direction should occur at a hard-edge "bump-out" transition which
gives the material a surface to terminate into. Facades with an overabundance
of different materials or colors are generally discouraged.

Figure 6.4 - Correct material transitions. Changes from one material
to the next should occur at logical terminations, such as inside corners.

(1) When using more than one primary facade material,
one should be used as the dominant theme, with the others used more
sparingly to accentuate the design.

TABLE 6.1 - EXTERIOR MATERIALS

Recommended Materials

Discouraged Materials (Not Recommended)

Primary Facade Materials

Brick - common red, brown, beige

T1-11 Siding

Wood - clapboard, shingle, wood trim, painted

Plain (untextured) C.M.U.

Stone - natural or artificial

Unfinished or Unpainted Wood

Cement Fiber Siding - colored or painted

Glass Curtain Wall

Secondary Facade Materials

E.I.F.S or Stucco (4 feet above grade minimum)

Textured or Split-Faced C.M.U. - colored

Vertical Board and Batten - painted

Glass Block

Precast Concrete Panels - colored

Metal or Composite Panels

Doors and Windows

Wood, Aluminum, Vinyl-Clad Windows and Doors

Mirrored Glass

Colored/Bronzed Glass

Tinted Glass (darker than 70% V.L.T.)

Roofing

Architectural Shingles

Standing Seam Metal

Slate or Tile - natural or synthetic

Copper

**insert flat roof material choices

Wood, PVC or Vinyl Parapet or Trim

Copper or Colored Metal Roof Flashing

Galvanized or Bare Metal Flashing

Awnings

Canvas, Acrylic or Vinyl Awnings - one-, two- or three-color

Plastic or Gloss Finish Awnings

Translucent, Backlit or Illuminated Awnings

Landscape Walls and Fencing

Brick or Brick Veneer Walls

Bare Concrete Walls

Stone or Stone Veneer Walls

C.M.U. Walls

Metal, Extruded Aluminum Fences - colored metal

Bare or Coated Chain-Link Fence

Cast-Iron or Wrought-Iron Fences

Wood Fences - painted

Note: All material and paint colors should be of a natural,
muted shade, except as used for specific design accents or highlights.
Alternate materials to those listed above may be approved by the Town,
provided they are considered to be equivalent or better quality and
appearance. V.L.T. is "visible light transmission."

Mechanical equipment. Mechanical equipment, including roof-mounted,
facade-mounted or ground-level-mounted, shall be screened from view
from adjacent public rights-of-way, properties and pedestrian walkways
(does not include service alleys).

Applicability. The parking requirements of this section apply to
all commercial and residential properties applying for a permit for
construction, renovation, addition, site plan alteration or change
of use. This section does not apply to on-street parking provided
in the public right-of-way.

Changes in use and additions. The minimum parking requirements for
a property shall be reviewed for compliance with this code which result
in increased customer space or which create a more-intensive parking
use.

Insufficient parking. Where there is insufficient parking available
on site for a proposed use, change in use or expansion, the following
options may be considered by the Town as meeting the parking requirements:

Maximum parking. The Town is authorized to limit or reconfigure the
number of parking spaces provided on site if they are in excess of
200% of the minimum amount required. The following options may be
considered by the Town for excesses of 10 or more spaces:

One required off-street parking space may be substituted by
each on-street parking space existing directly in front of the business
within the public right-of-way or public street. Each on-street space
may only count toward one property.

Staggered-hours parking. A reduction in the minimum number of required
parking spaces may be approved for combinations of uses which have
a staggered demand schedules over time, such as daytime office with
residential.

Staggered-hours parking may be utilized by single properties
with multiple uses, and by multiple adjacent property owners who physically
merge or connect their parking lots into a common shared lot, as approved
by the Town Engineer.

Shared parking agreements. A reduction in the minimum number of required
parking spaces may be approved for two or more adjacent property owners
or businesses who share or physically connect their lots and agree
to a shared parking arrangement.

Shared parking reductions may be combined with staggered-hours
parking reductions.

TABLE 7.2 - Allowable Shared Parking Reduction

Total Number of Shared Parking Spaces

Number of Businesses Sharing

2

3

4

5

6

7+

<20

0

0

0

0

0

0

20-29

1

2

3

4

4

4

30-39

2

3

4

5

6

6

40-49

3

4

5

6

7

8

50-59

4

5

6

7

8

9

60-69

5

6

7

8

9

10

70 or more

6

7

8

9

10

11

Notes: Numbers shown are the total spaces which may be deducted
below the minimum parking requirements for all combined businesses
using the shared lot. Shared parking configurations of 70 or more
spaces may be prorated with one additional space for each 10 additional
spaces shared but may not be additionally prorated by the number of
businesses beyond seven.

Provision for transit facilities, including bus/bus rapid transit
stops/pull-offs shall be coordinated with regional and local transit
agencies, and such facilities shall be incorporated into site plans
as directed by the Planning Board.

Front yard perimeter bulb-out (B). All parking areas abutting a public
right-of-way or future street shall provide bulb-outs so that there
are not more than 15 continuous parking spaces in a row uninterrupted
along that frontage. The bulb-out should be equal in depth to the
parking spaces, a minimum of nine feet wide, which includes flowers,
shrubs, grass and/or trees where not more than 50% of the ground cover
is mulch or gravel. (Figure 7.4)

End-of-row bulb-out (C). A landscaped bulb-out should be located
at the end of any perimeter parking row abutting a traveled lane.
The bulb-out should be equal in depth to the parking space, a minimum
of nine feet wide, which includes flowers, shrubs, grass and/or trees
where not more than 50% of the ground cover is mulch or gravel. (Figure
7.4)

Internal landscaped island (D). Internal parking rows should provide
landscaped islands at either end of the rows. The islands shall be
equal in length to the rows and at least nine feet wide, or of equivalent
size if an irregular shape is necessary. Islands shall include at
least two trees with shrubs, flowers, grass or other plantings so
that not more than 50% of the ground cover is mulch or gravel. (Figure
7.4)

Intermediate landscaped island (E). Internal parking rows should
provide intermediate landscaped islands so that there are not more
than 12 continuous parking spaces in a row uninterrupted. Islands
shall be landscaped the same as internal landscaped islands. (Figure
7.4)

Enhanced parking median (F). Larger parking lots which contain multiple
rows of parking should provide an enhanced parking median so that
there are not more than six rows of parking uninterrupted. Enhanced
landscaped medians may be of two different types landscaped or pedestrian.
(Figures 7.5 and 7.6)

Pedestrian medians shall separate the rows of parking on either
side with a continuous six-foot-wide pedestrian sidewalk - flush to
grade - which leads toward building entry areas and connects to perimeter
sidewalks with crosswalks.

Figure 7.4 - General Parking Concepts. Parking lots should strive
to create shared parking areas within the center of blocks which can
be utilized by all surrounding properties to maximize efficiency and
put the visual focus on the buildings. This concept can be further
adapted to provide a multistory parking structure within the center
of the block, greatly increasing parking capacity and freeing up more
land area for development.

Figure 7.5 - Enhanced Parking Medians. Enhanced parking medians,
where required to break up larger parking lots, can be provided as
one of two types: Landscaped (left) or Pedestrian (right).

Figure 7.6 - Example of an enhanced parking
median design which provides a clear path of travel through the parking
lot for pedestrians.

Figure 7.7 - Shared Parking Concept (Existing/Before).
Each property (A, B, C and D) has its own separate parking lot and
driveway access. During the peak business hours for Property D, a
new customer arrives but finds there are no parking spaces.

Figure 7.8 - Shared Parking Concept (After).
Properties A, B, C and D agree to connect their parking lots and have
a shared parking agreement. During peak hours, a new customer comes
to Property D and finds there are plenty of available parking spaces
because not all businesses are experiencing their peak demand at the
same time. This parking redesign also eliminates a curb cut and the
parking in the front and side yards, allowing these areas to be reclaimed
as attractive front-yard landscaping or patios instead.

Trash and recycling dumpsters or similar collection areas shall be
located in the rear or to the side of buildings and screened from
view from adjacent public rights-of-way, properties and pedestrian
walkways (not including service alleys).

Applicability and approvals. The following minimum landscaping requirements
apply to all new or redeveloped commercial and residential projects
within the Town Center which require site plan review and approval,
as follows:

Applications for building expansions which increase the gross
floor area by less than 50% or 5,000 square feet shall only be required
to meet the landscaping requirements for the portions of the site
affected, as determined by the Planning Director.

All landscaping shall be installed in accordance with the landscaping
plan as approved by the Planning Board prior to issuance of a certificate
of occupancy and shall be installed in accordance with accepted landscape
practices within the region. In instances where conditions do not
permit immediate planting, the applicant may be required to post a
performance bond or, in lieu thereof, sufficient moneys to ensure
later compliance.

All landscaping shown on an approved site plan or landscaping
plan shall be maintained in a vigorous growing condition throughout
the duration of the use, and plants not so maintained shall be replaced
with new plants at the beginning of the next growing season.

Species diversity is encouraged in order to prevent extensive
vegetation loss should certain species become vulnerable to diseases.
In cases where there are more than eight required new trees to be
planted, no more than 40% of them can be of one species. Where more
than 24 new trees are required to be planted, no more than 24% of
them can be of one species.

Front yard landscaping requirements. Front yard landscaping should
be provided and arranged as illustrated in the Building Placement
and Front Yard Design requirements for each TC Zone and in the corresponding
Street Type.[2]

Applicability. The lighting requirements of this section apply to
all commercial and residential properties applying for a permit for
construction, renovation, addition or site plan alteration. This section
does not apply to public streetlighting installed by the Town of Clifton
Park in the public right-of-way.

Preexisting buildings which undergo a renovation exceeding 50%
of the value of the structure, or addition increasing the floor area
by more than 50%, shall bring the existing site lighting of their
property into conformity with this section.

Light fixtures located within the interior asphalt area of a
parking lot shall not exceed 30 feet in height. Light fixtures located
along the perimeter edge of a parking area within 50 feet of a property
line shall not exceed 15 feet.

All new development or redevelopment projects shall provide common
pedestrian amenities, such as benches and bicycle racks, commensurate
in quantity to the size of the project, as directed by the Planning
Department.

An establishment engaged in providing services for common
household pets, including bathing, clipping, grooming, feeding and
day care; may include retail sales; does not include overnight pet
boarding.

An establishment for the medical care of dogs, cats and other
domestic small-animal pets by practitioners of the sciences of veterinary
medicine; may include on-site boarding services; does not include
outdoor pens, exercise runs or overnight boarding.

Porches, balconies, patios, seating areas, canopies, awnings,
etc., which extend outward from the facade of a building and which
do not typically count as an extension of the facade itself for the
purposes of measuring setbacks.

Commercial or nonprofit movie theaters, stage theaters, music
performances social halls, meeting rooms, convention or catering halls
and similar places; does not include religious facilities or outdoor
performance space; separate and distinct from "club, live performance."

An establishment for the retail sale or leasing of new or
used motorized vehicles, including cars, trucks, boats, motorcycles,
snowmobiles, campers, RVs, tractors, lawn tractors, construction equipment
and similar vehicles.

General automotive vehicle services, including oil, brake,
muffler or tire replacement, engine or body work, inspections, automated
and self-service car washing, detailing or similar services; does
not include automotive salvage or junkyard operations.

A business primarily engaged in the retail sale of alcoholic
beverages for consumption on the premises; may include food service
as secondary to the amount of floor area and sales generated by the
drink sales; separate and distinct from "restaurants."

An area on the exterior facade of a building which does not
include any windows or door openings; substantial change in materials;
or columns, pilasters, archways or other form of articulation or relief
greater than eight inches in depth.

The height of a structure measured in feet or in stories.
Building height is measured from the average grade level at the front
facade to the mean height between the eaves and the roof peak (for
sloped roof structures) and to the top of the parapet (for flat roof
structures.)

An organization catering exclusively to members and their
guests to promote nonprofit social, educational, athletic, service
or recreational objectives, with no vending, merchandising or commercial
activities conducted except as required generally for the membership
and purposes of the club; includes private veteran, fraternal, social
or health clubs; does not include outdoor recreational fields or courts.

A nightclub establishment which is designed to provide live
music performances to a general audience of more than 50 people and
includes the retail sale or consumption of alcoholic beverages on
the premises; separate and distinct from "assembly or auditorium."

An indoor facility primarily designed to provide recreational
sports activities, including but not limited to billiard tables, bowling
alleys, painball courses, video arcades, batting cages or similar
gaming activities and amusements; does not include outdoor games.

A building and land used for the purposes of public education
or entertainment, including museums, libraries, art galleries, community
centers, institutional philanthropic uses and similar facilities;
does not include theatrical performances, performing arts, dance and
music programs, concerts or similar large public gathering events.

A family home, which is a personal residence and occupied
as a family residence, which provides child day care on a regular
basis for compensation or otherwise; includes both "group family day-care
homes" and "family day-care homes" as defined in Parts 416 and 417
of Title 18 of the New York Code of Rules and Regulations, respectively.

An establishment which provides professional dry-cleaning
services for consumers who drop clothing and textiles off to be processed
off site and returned; does not include on-site dry-cleaning processing.

The percentage of the facade wall area which includes openings
for transparent glass windows and doors. Facade transparency at the
first-floor/ ground-floor level is measured between two feet above
grade to 12 feet above grade. Facade transparency for upper floors
is measured from second-finished-floor level to the ceiling of the
topmost floor. Glass is considered transparent when it has a visible
light transmission (VLT) rating of 70% or higher.

Exterior land areas covered by vegetation meeting the landscape
requirements of this code which are free from impervious surfaces
such as built structures, driveways, parking lots, paved areas or
walkways.

Any occupation, business or professional activity which results
in a product or service and which is conducted in whole or in part
in a residential dwelling or on a residentially zoned property and
is clearly subordinate in space utilization and intensity to the residential
use.

An establishment where overnight lodging is provided in guest
units rented to the public on a daily or weekly basis and in which
ingress and egress to and from all guest units are made through an
enclosed corridor; does not include "boardinghouses."

Business premises equipped with individual clothes-washing
and clothes-drying machines for the use of retail customers, exclusive
of laundry facilities provided as an accessory use in a multiple dwelling;
may include pickup and dropoff of dry cleaning which is conducted
off site in a separate facility.

A building or lands used for common civic institutions, such
as state, county and municipal government offices, post offices, police
stations, fire stations and emergency ambulance service providers
under contract to serve the municipality.

A licensed facility, other than a hospital, where elderly
or infirm persons who are unable to care for themselves are provided
with twenty-four-hour care consisting of lodging, meals, personal
grooming and cleaning, supervision for medication and other therapeutic
needs, recreation and companionship by trained and licensed staff.

A natural or landscaped outdoor area provided for the purpose
of active or passive public recreation or enjoyment; may include publicly
accessible outdoor amenities, such as a playground, seating area,
picnic area, multi-use path and temporary or permanent small outdoor
performance space or similar outdoor recreational functions.

On-site repair or maintenance of personal property, such
as household electronics, computers, appliances, watches, jewelry
or shoe repair, tailoring, upholsterers and similar light work stored
and conducted within an enclosed building; does not include repair
of heavy machinery.

A business primarily engaged in the retail sale of food sold
for on-premises consumption to patrons seated at tables or counters
and where table service is provided; separate and distinct from "drive-thru
restaurant" or "bar and tavern."

Retail sales of goods to private consumers, including food
and groceries, clothing, dry goods and miscellaneous retail services
such as reproduction, printing and faxing services; Separate and distinct
from "retail with drive-thru."

Retail sales of items stored or displayed outdoors, including
but not limited to trees, plants, flowers, landscaping structures,
fences, gazebos, cemetery headstones, playground equipment, lumber
or similar items; does not include motorized equipment or vehicles.

A small exterior staircase which leads from a public sidewalk
up to a landing outside the entrance of a private dwelling, office
or other space, typically not higher than five or eight feet above
the ground.

A public transportation waypoint designed to accommodate
small numbers of people transferring from one mode of transport to
another, used as a satellite branch of a larger transit hub; may include
an enclosed building or outdoor shelter with a limited drop-off area
for private vehicles and buses; does not include parking.

Structures or uses required as part of providing basic local
public services, including but not limited to electrical substations,
telephone exchanges, water pumping stations, power and communication
lines and their necessary right-of-way; does not include telecommunication
towers.

Stand-alone structures in excess of 20 feet tall for the
broadcast of radio, television, cellular or similar communication
systems; does not include transmission elements with an approved design
to be mounted onto the facade of a building, such as local wifi or
cellular service.

EXAMPLE: Two adjacent property owners (or a single
property owner with multiple uses) wish to share a parking lot which
takes advantage of staggered hours parking demands. One use is an
office building which normally requires 30 parking spaces. The other
use is residential apartments which also normally would require 30
spaces. Normally, these two uses would require a total of 60 spaces.
However, since the parking demand for these two uses isn't always
experiencing peak demand at the same time of day, a reduction can
be applied.

During weekday business hours (8:00 a.m. to 6:00 p.m.) the office
use needs 100% of its parking, so it would need all 30 of its parking
spaces. During that same period, however, the residential use only
needs 50% of its total parking, so it would only need 15 of its 30
spaces. The remainder of the time slots for each use are also filled
out as follows:

Table A.2

Use Type

Weekdays

Weekends

8 a.m. - 6 p.m.

6 p.m. - 12 a.m.

12 a.m. - 8 a.m.

8 a.m. - 6 p.m.

6 p.m. - 12 a.m.

12 a.m. - 8 a.m.

Residential

15 (50%)

30 (100%)

30 (100%)

24 (80%)

30 (100%)

30 (100%)

Office

30 (100%)

6 (20%)

2 (5%)

2 (5%)

2 (5%)

2 (5%)

Total Spaces Needed:

45

36

32

26

32

32

Adjusting for the fluctuations, this shared parking area would
experience its highest combined peak demand during the 8:00 a.m. to
6:00 p.m. weekday time slot, when 45 parking spaces would be needed.
The remaining time slots are each less than that, so this parking
lot would only be required to provide 45 spaces instead of the original
60.

Increased attention has been given to the National Environmental
Policy Act (NEPA) related to its ability to balance overall mobility
benefits of transportation projects agains protecting quality of life
of low-income and minority residents of a community. President Clinton
issued Executive Order 12898 to bring attention to environmental and
human health impacts of low-income and minority communities-referred
to as "environmental justice" - when federal funding is involved.
The goal of environmental justice review is to ensure that any adverse
human health or environmental effects of a government action, such
as a federally supported roadway or transit project, does not disproportionately
affect minority or low-income residents of a community or neighborhood.
Environmental justice is a public policy objective that can help improve
the quality of life for those whose interests have traditionally been
overlooked. "EJ population areas" are defined as any census tract
with significant populations of minority or low-income persons.

The CDTC staff has completed a review of civil rights/environmental
justice impacts of transportation actions proposed under this study.
Based on a review of the latest socioeconomic data available, the
CDTC staff has determined that there are no census, tracts within
the study area that contain significant environmental justice populations.

CDTC-mapped environmental features within a quarter mile of
the study area boundary (see Environmental Mitigation Features Map).
Environmental mitigation features within the study area and within
a quarter mile of the project site include several water features,
wetlands and an aquifer.